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MOLD ON RENTAL PROPERTY
Guidelines for Assessment
and Remediation of Fungal
Contamination
INSIDE
• Mold and its Potential Impacts
• Employee, Service Manager and Technician Training
and Education
• Mold Prevention
• Investigation & Assessment of Mold Contamination
• Sample Resident Letter
• Sample Lease Addendum
• Mold, Mildew & Fungi Unit Checklist
• Tip Sheet
• Sample Process for Handling Maintenance Requests
A P A R T M E N T
A S S O C I A T I O N
June 2002
California Apartment Association
Mold Task Force
980 Ninth Street, Suite 2150
Sacramento, CA 95814-2741
(800) 967-4222
www.caanet.org
MOLD ON RENTAL PROPERTY
Guidelines for
Assessment and Remediation
Of Fungal Contamination
TABLE OF CONTENTS
1.
Introduction ............................................................................................................. Page 2
2.
Background – The Need for Guidelines .................................................................. Page 3
A. Types of Mold: Sources and Likely Locations of Mold ................................... Page 3
B. Mold and Its Potential Impacts ....................................................................... Page 4
C. State and Federal Guidelines for Mold........................................................... Page 4
3.
Guidelines for Assessment and Remediation of Fungal Contamination ................ Page 6
A. Purpose .......................................................................................................... Page 6
B. Resident Education ........................................................................................ Page 6
C. Inspection Prior to Move In............................................................................. Page 6
D. Employee, Service Manager and Technician Training and Education ........... Page 6
E. Mold Prevention: Moisture Control & Responding to Moisture Penetration... Page 8
F. Investigation and Assessment of Mold Contamination .................................. Page 8
G. Communication of Problem to Residents ........................................................ Page 9
H. EPA Mold Remediation Guidelines ................................................................. Page 9
4.
Summary of EPA and NYC Mold Remediation Guidelines ................................... Page 10
A. Small Isolated Areas (10 sq ft. or less).......................................................... Page 10
B. Medium Sized Isolated Areas (10 to 100 sq. ft.) .......................................... Page 10
C. Large Areas/Extensive Contamination (100 sq. ft. or more) ........................ Page 11
D. Remediation of HVAC Systems .................................................................... Page 12
Appendix 1
Appendix 2
Appendix 3A
Appendix 3B
Appendix 4
Appendix 5
Appendix 6
Appendix 7
Appendix 8
Appendix 9
Appendix 10
Department of Health Services Pamphlet ............................................... Page 13
Sample Resident Letter ........................................................................... Page 22
Sample Lease Addendum (Option 1) ...................................................... Page 23
Sample Lease Addendum (Option 2) ...................................................... Page 24
Notice of Entry ......................................................................................... Page 25
Mold, Mildew & Fungi Unit Checklist ........................................................ Page 26
Sample Repair Notice to Residents.......................................................... Page 28
Follow-up Letter to Resident.................................................................... Page 29
Tip Sheet .................................................................................................. Page 30
Sample Process for Handling Maintenance Requests ............................. Page 32
Mold and Mildew Tracking Log................................................................. Page 33
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
1
I
Introduction
In the last few years there has been an explosion in media coverage of mold-related problems in
commercial and residential buildings. While mold has always been present in our indoor and
outdoor environments, there has been an increase in mold occurrences in buildings, which has
been linked to an aging building stock; new housing construction where porous materials may not
have been kept dry during construction; and modern building techniques designed to conserve
energy that also seal in moisture.
Until recently, there has been little guidance on how to identify or address the problem of mold
contamination in housing. In 2001, however, the U.S. Environmental Protection Agency issued
mold remediation guidelines, and in California, legislation was passed that requires the
Department of Health Services to establish standards for mold hazard identification, disclosure,
and remediation for residential, commercial, and public buildings.
The CAA Guidelines for Assessment and Remediation of Fungal Contamination are designed to
help property owners and managers prevent mold problems from occurring and to remediate any
problems quickly and effectively. This guide was designed by the CAA Mold Task Force to be
used by building owners and managers in tandem with the EPA’s mold remediation guidelines. If
extreme mold contamination exists and/or residents complain of severe health effects attributable
to mold, an attorney and/or mold remediation professional should be contacted.
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
2
II
Background - The Need for Guidelines
A.
Types of Mold: Sources and Likely Locations of Mold
There are at least 1,000 species of mold that are common in the United States. The molds most
commonly found in buildings with water intrusion are Cladosporium, Penicillium, Aspergillus,
Fusarium and Stachybotrys chartarum (formerly known as Stachybotrys Atra). Some molds
produce several different mycotoxins while others only produce toxins under certain
environmental conditions. Mycotoxins are natural products from molds that may cause a toxic
response when small amounts are eaten, inhaled, or touched. Molds do not always produce
toxins in every situation. Scientists believe that certain conditions must be present for a mold to
produce mycotoxins, specifically the right combination of temperature, moisture, type of material
the mold is growing on and, perhaps, competition from other microorganisms. Stachybotrys
chartarum can produce over 163 different mycotoxins. However, the presence of toxin-producing
molds does not necessarily mean that mycotoxins are present, or that mycotoxins are present in
quantities sufficient to pose health risks. For more information on the health issues that may be
associated with exposure to mold and mycotoxins, see pages 13-14.
Mold can grow on virtually any organic substance. Three conditions are necessary for mold
growth to occur: (1) the right temperature (40-100 degrees Fahrenheit); (2) a nutrient base (i.e.
dust, soil, leaves, wood and paper); and (3) moisture. When excessive moisture accumulates in
buildings or on building materials, mold growth is likely to occur, particularly if the moisture
problem remains undiscovered or uncorrected. Much of the mold found indoors comes from
outside, i.e., spores entering the home through open doorways, windows, and heating,
ventilation, and air conditioning (HVAC) systems. Most spores are very buoyant and are
dispersed by air movement. Some spores may remain viable for several years. A single spore
can form a new colony, which within a few days can release trillions of additional spores. When
mold spores land on a damp spot indoors, they begin to grow, digest, and eventually, if
uncontrolled, destroy whatever they land on. The severity of mold growth depends on the amount
of time materials remain wet. Accordingly it is important to address any moisture problems as
soon as possible.
Indoor Moisture Sources
Outdoor Moisture Sources
¾ Humidifiers
¾ Flooding
¾ Plumbing leaks
¾ Rain or snowmelt
¾ House plants
¾ Seasonal high humidity
¾ Firewood storage indoors
¾ Ground moisture
¾ Unvented clothes dryer/indoor clothes line
¾ Faulty landscaping
¾ Improper venting of combustion appliances
¾ Bird droppings
¾ Roof leaks
¾ Gutters that direct water into or under
¾ Damp basements or crawl spaces
the building
¾ Backed up sewers
¾ Retention of moisture in exterior walls
¾ Excessive watering of household plants
and stucco or faulty building materials
¾ Shower, bath, and cooking steams
¾ Stoves, dryers, and other appliances that are not exhausted
to the outdoors
¾ Fireplace construction defects
¾ Wet building materials such as cellulose, ceiling tiles, paints,
wallpaper, insulation, drywall, carpeting and upholstery.
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
3
B.
Mold and Its Potential Impacts
Indoor mold exposure does not always present a health problem. We are all exposed to mold on
a daily basis both indoors and out, but not everyone develops health problems as a result. Molds
can produce allergens, toxins (“mycotoxins ”) and irritants, each of which can create different
adverse health effects in some people. Mold spores primarily cause health problems when they
become airborne and are inhaled. People can also be exposed to mold through skin contact and
by eating moldy food. Whether or not symptoms develop in people exposed to fungi depends on
the nature of the fungal material (e.g., allergenic, toxic, or infectious), the amount of exposure,
and the susceptibility of exposed persons.
Symptoms of mold exposure include
Individuals who are at higher risk for adverse
health effects
¾
Respiratory problems: wheezing, difficulty breathing,
shortness of breath, dry, and hacking cough.
¾ Infants
¾ Nasal and sinus congestion
¾ Elderly Persons
¾ Nose and throat irritation, sore throat
¾ Immune-compromised patients
¾ Eye irritation: watery or red eyes, blurred
(people w/ HIV infection, cancer
vision, light sensitivity
chemotherapy, liver disease, etc.)
¾ Skin irritation
¾ Pregnant women
¾ Central nervous system problems: constant
¾ Individuals with existing respiratory
headaches, memory problems, and mood
conditions (allergies, multiple
changes
chemical sensitivity, asthma).
¾ Aches and pains
¾ Fever
From “Mold Remediation in Schools and Commercial Buildings,” U.S. Environmental Protection Agency,
(March 2001).
C.
State and Federal Guidelines for Mold
There are currently no state or federal laws or regulations that define the amount or type of mold
that is hazardous or that define owners’ duties with respect to mold. The Federal Environmental
Protection Agency, however, recently released guidelines for the identification and remediation of
mold in schools and commercial buildings. While the EPA guidelines were written for
nonresidential settings, they can be easily applied to residential housing. The CAA Guidelines
herein are based on the EPA guidelines as well as guidelines developed by health officials in
New York City. (See, Section III, page 5).
EPA Guidelines. The focus of the EPA Guidelines is on effective prevention and cleanup,
rather than risk assessment and sampling. Most of the recommended prevention techniques are
simple maintenance measures that can be implemented by the majority of property managers
and owners. Mold remediation methods depend on the extent of mold contamination, as
determined through a visual inspection. The EPA Guidelines are similar to guidelines currently
used in New York City and in Canada. While the EPA Guidelines are only a guidance document,
in the absence of any other regulation, it is likely to be viewed as the standard of care for owners
of rental properties.
California Legislation The Toxic Mold Protection Act of 2001 (Health & Safety Code Sections
26100, et seq) requires the state Department of Health Services (DHS) to convene a task force
comprised of various individuals including, but not limited to, rental property owners, insurers,
builders, and managers, to advise the department on the development of standards for
assessment of mold in indoor environments and remediation of mold. DHS is required to develop
public education materials that address the health effects of mold, mold prevention, and mold
identification and remediation, and provide contact information to organizations or governmental
entities to assist public concerns.
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
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Six months after the guidelines are established by the Department, anyone who sells, transfers,
or rents residential, commercial, or industrial real property or a public entity that owns, leases, or
operates a building, who knows, or in specified instances has reasonable cause to believe, that
mold is present that affects the unit or building would be required to provide a written disclosure
to potential buyers, prospective tenants, renters, landlords, or occupants.
Also, six months after the guidelines are developed, owners must provide a general pamphlet
developed by the Department.
The Act does not require an owner, seller, or transferor to conduct air tests to determine whether
the presence of mold constitutes mold infestation as defined in the Act, or requires remediation.
The duties and requirements of this bill do not apply until at least six months after DHS adopts
the requisite standards as provided in the bill. Due to budgetary constraints, as of May 2002,
DHS has not yet convened the task force that would develop the standards. The California
Apartment Association will participate in the development of these standards and will update this
Guide as state regulatory standards are developed. For updates refer to CAA’s website at
www.caanet.org.
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
5
III
Guidelines for Assessment and Remediation of Fungal
Contamination
A.
Purpose
The purpose of this guide is to prevent, assess, and remediate water intrusion/damage and/or
fungal contamination. This program is based upon the Federal Environmental Protection Agency
(EPA) and New York City Department of Health Mold Remediation Guidelines, which should be
used in tandem with this CAA Guide and consulted whenever a mold remediation project is
undertaken. Since every water damage restoration project is unique, it is impossible to provide
blanket rules to apply to every water damage situation. Accordingly, this document should be
used as a guidance document. In some cases, circumstances may require deviation from this
program. When in doubt call an expert.

For a copy of the EPA Guidelines, go to http://www.caanet.org/default.asp?id=1482

For a copy of the New York City Guidelines and other helpful information, go to
http://www.caanet.org/default.asp?id=1329
B.
Resident Education
Each new resident should be given the California Department of Health Services (DHS) Indoor
Air Quality Info Sheet entitled, “Mold in My Home: What Do I Do?” as part of their move in
package. A current copy of the pamphlet is attached as Appendix 1. (NOTE: Due to state law,
CAA anticipates that the State Department of Health Services will prepare an updated pamphlet
for distribution. Refer to the website frequently for updates.) Residents should also be asked to
promptly report any signs of water leakage, excessive moisture or mold or mildew growth. A
sample letter to residents is attached as Appendix 2 as well as a copy of sample Lease
Addendums as Appendix 3A and Appendix 3B. Either or both can be used in your housing
operations.
For a copy of the DHS info sheet, go to
http://www.dhs.ca.gov/deodc/ehib/EHIB2/topics/Moldhome%20Eng.html
C.
Inspection Prior To Move In
A knowledgeable member of the service staff should perform a walk-through of the unit prior to
new tenants taking possession. Any apparent mold should be immediately and properly
remedied as part of the turnover process.
D.
Employee, Service Manager and Technician Training & Education
All onsite employees should receive minimum awareness training regarding proper flood
restoration techniques and mold. The specific training topics should include, but not necessarily
be limited to:
¾
Introduction to mold biology
¾
Safe Work Practices including proper clean up methods, personal protection and
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
6
potential health hazards. This training can be performed as part of a program to
comply with the requirements of the OSHA Hazard Communication Standard (29
CFR 1910.1200)
¾
Review of any “company specific” policies & procedures
¾
Resident Awareness
¾
Addressing Resident Concerns
¾
Documentation/Notification
This training will enable regular building maintenance staff to address water intrusion and conduct
remediation of isolated areas of mold contamination (i.e. 10 sq. ft. or less, ceiling tiles, small
areas of walls). Additional training may be necessary to perform remediation of more extensive
mold contamination
Service Managers and Technicians should receive additional training with specific focus on
“hands on” techniques to perform remediation of more extensive contamination.
This training should include, but not be necessarily limited to:
¾
Review of Property Maintenance Program, including appropriate cleaning techniques,
and HVAC maintenance schedules
¾
Review of Safe Work Practices
¾
Use of special equipment, including respirator
¾
Proper containment
¾
Use of disinfectants and/or biocides
¾
Proper disposal of mold-contaminated materials
Additional training or use of personnel with experience in handling environmentally contaminated
materials may be necessary depending on the extent of contamination. Check CAA’s website for
classes and updated education materials at www.caanet.org.
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
7
E. Mold Prevention: Moisture Control & Responding to Moisture Penetration
The key to mold prevention is moisture control. The following measures are included in the EPA
Guidelines to help building owners, managers, and residents control moisture and prevent the
growth of mold. The chart is included here as a quick reference for owners:
Control indoor moisture
Control outdoor moisture

Fix plumbing leaks, drips or "sweating" pipes
Maintain roof and gutter downspout

system
Limit sources of indoor humidity/ dehumidify indoor air

Improve air movement in poorly ventilated areas
Direct runoff away from foundation by

grading, drain tile, landscaping, etc.
Increase fresh air ventilation when outdoor air is not humid

Vent moisture-generating appliances, such as dryers, to the
Use air conditioning and keep building
outside
closed during high outdoor humidity

Remove carpeting from bathrooms, kitchens or basements;
Prevent leakage around windows,

Remove and replace previously flooded carpets and upholstery
doors, flashing, etc.

Open closet doors and shower doors to allow air circulation
Waterproof foundation structure

(use 40 watt bulb to dry and heat air in closets)
Remove debris from yards, roofs, and

gutters
Change heating and cooling system filters frequently

Vacuum air return covers or screens regularly

Check air conditioners for mold before each cooling season,
have coils cleaned as needed

Ensure that crawl space vents are in working order and
unblocked; consider closing vents during summer cooling
months
The EPA recommends that buildings should be routinely inspected for evidence of water damage
and visible mold, moisture condensation, musty odors, water leaks, warping wood, loosening of
drywall tape, cracking of plasterboard. All water damaged areas, building materials, and
furnishings should be inventoried. Special attention should be given to identifying wet carpet
under cabinets, furnishings, etc. The source(s) of moisture penetration should be identified, wet
or damp materials should be cleaned, dried or discarded and replaced as soon as possible
(within 24-48 hours). In all situations, the underlying cause of water accumulation must be
rectified or fungal growth will recur. Emphasis should be on ensuring proper repairs of the
building infrastructure, so that water damage and moisture buildup do not recur.
F. Investigation & Assessment of Mold Contamination
If a tenant submits a mold complaint to the owner or to the management staff, management
should request access to the apartment unit to perform a visual inspection within 24 hours. A
copy of a Notice to Enter Form is included as Appendix 4. Mold contamination can make itself
evident in a number of ways. If mold is visible, or there is an earthy or musty odor, an individual
can assume that mold is present, which could create a problem for sensitive people. A sample
Mold, Mildew and Fungi Checklist is attached hereto as Appendix 5.
Once a moisture or mold problem is detected, a careful visual inspection is necessary to
determine the extent of the problem and the type of materials that have been damaged. Areas in
which previous water damage occurred should be examined. Mold growth is often found
underneath materials were water has damaged surfaces, or behind walls. Staff should also
check inside air ducts and air handling units. If mold is present, staff must evaluate the situation
to determine the necessary level of remediation, considering the size, in square feet of moldy
areas, the source(s) or cause(s) of water or moisture problems, and the type of water-damaged
materials (wallboard, carpet, etc.).
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
8
G.
Communication of Problem to Residents
When fungal growth requiring medium or large-scale remediation is found, the building owner
and/or agent should notify occupants in the affected area(s) of its presence. Notification should
include a description of the remedial measures taken, or to be taken, a timetable for completion
and designation of a contact person for questions and comments. A sample notification letter,
follow up letter, and Tip Sheet are attached as Appendix 6, 7, and 8.
H.
EPA Mold Remediation Guidelines
The goal of remediation is to remove or clean contaminated materials in a way that prevents fungi
and dust contaminated with fungi from leaving the work area, while protecting the health of
workers performing the abatement.
A more cautious remediation plan is recommended where a particularly toxic mold species is
suspected, when extensive hidden mold is expected (behind vinyl wallpaper or in a HVAC
system), when the chances of the mold becoming airborne are high, or if sensitive individuals,
such as those with severe allergies or asthma are present. Property owners faced with
potentially serious mold infestations should consider hiring an experienced health and safety
professional to determine the extent of the problem, develop a remediation plan and to assess
the effectiveness of remediation, once it is completed.
Remediation costs vary greatly depending on the nature and extent of problem - from a few
hundred dollars for small isolated areas to millions for contamination that is widespread
throughout a building and may have compromised structural integrity.
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
9
IV
Summary of EPA and NYC Mold Remediation Guidelines1
A. Small Isolated Areas (10 sq. ft or less) e.g. ceiling tiles, small areas on walls (NYC Level 1)
•
Remediation can generally be performed by in-house maintenance personnel
•
Containment of the work area is not required, but dust suppression methods, such a misting
surfaces prior to remediation is recommended. Vacating residents from adjacent areas is not
necessary, but is recommended for infants and any person with health problems that may increase
their sensitivity to mold.
•
Minimum personal protective equipment (gloves, N-95 respirator (available at hardware stores) and
goggles/eye protection) is necessary.
•
The EPA Guidelines specify cleaning methods to be used for various types of materials that may be
damaged. These cleanup methods include wet vacuuming, damp wiping, HEPA vacuuming and
discarding mold damaged materials. Non-porous (e.g., metals, glass, and hard plastics) and semiporous (e.g., wood, and concrete) materials that are structurally sound and are visibly moldy can be
cleaned and reused. Porous materials such as ceiling tiles and insulation, and wallboards with
more than a small area of contamination should be removed and discarded. Porous materials (e.g.,
wallboard, and fabrics) that can be cleaned, can be reused, but should be discarded if possible. All
materials to be reused should be dry and visibly free from mold.
•
Contaminated materials that cannot be cleaned should be removed from the building in a sealed
plastic bag. There are no special requirements for the disposal of moldy materials.
•
The work area and areas used by remedial workers for egress should be cleaned with a damp cloth
and or mop and detergent solution.
•
All areas should be left dry and visibly free from contamination and debris
B. Medium Sized Isolated Areas (EPA defines as between 10 and 100 sq. ft; NYC defines as
Levels 2: 10-30 sq ft, Level 3: 30-100 sq. ft.) e.g. single or multiple wall board panels
•
Remediation can be conducted by regular building maintenance staff, with proper training. NYC
recommends the use of personnel trained in the handling of hazardous materials.
1 This summary contains recommendations that are made by both the EPA and NYC. Where the
guidelines differ, or a recommendation is made in only one of the documents, the source is specified.
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
10
•
Containment/resident protection: the work area and areas directly adjacent should be covered with
plastic sheets and taped before remediation to contain debris. Dust suppression methods, such a
misting surfaces prior to remediation is recommended. The work area and areas directly adjacent
should be unoccupied. Vacating residents from other areas near the work area is recommended for
infants and any person with health problems that may increase their sensitivity to mold. Ventilation
ducts/grills in the work area and areas directly adjacent should be sealed with plastic sheeting.
EPA also recommends maintenance of the areas under negative pressure with a HEPA filtered fan
unit.
•
EPA recommends the use of professional judgment to determine the degree of personal protective
equipment necessary (either “Limited” i.e., gloves, N-95 or half-face respirator with HEPA filter,
disposable overalls, and goggles/eye protection or “Full” i.e., full-face respirator with HEPA filter,
disposable full body clothing, head gear, gloves, and foot coverings). NYC recommends use of the
N-95 respirator at minimum.
•
Contaminated materials that cannot be cleaned should be removed from the building in sealed
plastic bags.
•
The work area and areas used by remedial workers for egress should be HEPA vacuumed and
cleaned with a damp cloth or mop and detergent solution.
•
All areas should be left dry and visibly free from contamination and debris.
C. Large Areas/Extensive Contamination (greater than 100 sq. ft. in an area or potential for
significant occupant or remediator exposure).
•
If abatement procedures are expected to generate a lot of dust (i.e., abrasive cleaning of
contaminated surfaces, demolition of plaster walls) or the visible concentration is heavy (blanket
coverage as opposed to patchy) then both EPA and NYC recommend that the remediation
procedures for the next level up be followed.
•
NYC recommends that a health and safety professional with experience performing microbial
investigations should be consulted prior to remediation activities to provide oversight for the project.
•
Containment/Resident Protection: Complete isolation of the work area from occupied spaces using
plastic sheeting sealed with duct tape, including ventilation ducts, grills, fixtures and any other
openings; the use of any exhaust fan with a HEPA filter to generate negative air pressurization.
NYC also recommends the use of air locks and a decontamination room. Vacating residents from
adjacent areas is not necessary, but is recommended for infants and any person with health
problems that may increase their sensitivity to mold.
•
NYC recommends that remediation be performed by personnel trained in the handling of hazardous
materials
•
Full personal protective equipment: Full face respirator with HEPA filter, disposable full body
clothing, head gear, gloves, and foot coverings
•
Contaminated materials that cannot be cleaned should be removed from the building in sealed
plastic bags. The outside of bags should be cleaned with a damp cloth and a detergent solution or
HEPA vacuumed prior to transport to uncontaminated areas of the building.
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
11
•
The contained areas should be HEPA vacuumed and cleaned with a damp cloth and/or mop with a
detergent solution and be visibly clean prior to the removal of isolation barriers.
D. Remediation of HVAC Systems
•
NYC recommends air monitoring prior to occupancy to determine if the area is fit to reoccupy.
•
NYC Guidelines specify methods, personal protective equipment, containment depending on the
extent of contamination (more or less than 10 sq. ft.)
•
EPA Guidelines do not address cleaning of HVAC systems – EPA has a separate publication
entitled “Should You Have The Air Ducts in Your Home Cleaned.” This publication is available at
http://www.epa.gov/iaq/pubs/airduct.html
For a copy of the EPA Guidelines, go to http://www.caanet.org/default.asp?id=1482
For a copy of the New York City Guidelines and other helpful information, go to
http://www.caanet.org/default.asp?id=1329
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
12
Appendix 1 – DHS Pamphlet
California Department of Health
Services
Indoor Air Quality Info Sheet
Mold in My Home: What Do I Do?
March 1998
This fact sheet provides information to people who have experienced water
damage to their home and presents the health concerns related to mold
exposure. It also provides general guidelines on mold detection, cleanup &
removal of mold contaminated materials.
ABOUT MOLD
What is it? Molds are simple, microscopic organisms, found virtually
everywhere, indoors and outdoors. Molds can be found on plants, foods, dry
leaves, and other organic material. Molds are needed for breaking down dead
material. Mold spores are very tiny and lightweight, and this allows them to travel
through the air. Mold growths can often be seen in the form of discoloration,
ranging from white to orange and from green to brown and black. When molds
are present in large quantities, they can cause allergic symptoms similar to those
caused by plant pollen.
Should I be concerned about mold in my home? Yes, if the contamination is
extensive. When airborne mold spores are present in large numbers, they can
cause allergic reactions, asthma episodes, infections, and other respiratory
problems for people. Exposure to high spore levels can cause the development
of an allergy to the mold. Mold can also cause structural damage to your home.
Similarly, when wood goes through a period of wetting, then drying, it can
eventually warp and cause walls to crack or become structurally weak.
What does mold need to grow? For mold to grow, it needs:
•
food sources - such as leaves, wood, paper, or dirt
•
a source of moisture
•
a place to grow
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
13
Can mold become a problem in my home? Yes, if there is moisture available
to allow mold to thrive and multiply. The following are sources of indoor moisture
that may cause problems:
•
flooding
•
backed-up sewers
•
leaky roofs
•
humidifiers
•
mud or ice dams
•
damp basement or crawl spaces
•
constant plumbing leaks
•
house plants -- watering can generate large amounts of moisture
•
steam from cooking
•
shower/bath steam and leaks
•
wet clothes on indoor drying lines
•
clothes dryers vented indoors
•
combustion appliances (e.g. stoves) not exhausted to the outdoors
CAUTION: If you see moisture condensation on the windows or walls, it is also
possible that you have a combustion problem in your home. It is important to
have sufficient fresh air available for fuel burning appliances, such as the
furnace, water heater, stove/range, clothes dryer, as well as a fireplace. A
shortage of air for these appliances can result in back drafting of dangerous
gases such as carbon monoxide into the home. To prevent back drafting of air,
you need either open vents or a ventilation system that brings fresh air into the
home to replace air that is exhausted out. Have your local utility company or a
professional heating contractor inspect your fuel-burning appliances annually.
HEALTH EFFECTS
How am I exposed to indoor molds? Mold is found everywhere, indoors and
outdoors. It is common to find mold spores in the air of homes and growing on
damp surfaces. Much of the mold found indoors comes from outdoor sources.
Therefore, everyone is exposed to some mold on a daily basis without evident
harm. Mold spores primarily cause health problems when they enter the air and
are inhaled in large number. People can also be exposed to mold through skin
contact and eating.
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
14
How much mold can make me sick? It depends. For some people, a relatively
small number of mold spores can cause health problems. For other people, it
may take many more. The basic rule is, if you can see or smell it, take steps to
eliminate the excess moisture, and to cleanup and remove the mold.
Who is at greater risk when exposed to mold? Exposure to mold is not
healthy for anyone inside buildings. It is important to quickly identify and correct
any moisture sources before health problems develop. The following individuals
appear to be at higher risk for adverse health effects of molds:
•
Infants and children
•
elderly
•
immune compromised patients (people with HIV infection, cancer
chemotherapy, liver disease, etc.)
•
pregnant women
•
individuals with existing respiratory conditions, such as allergies, multiple
chemical sensitivity, and asthma.
People with these special concerns should consult a physician if they are
having health problems.
What symptoms are common? Allergic reactions may be the most common
health problem of mold exposure. Typical symptoms reported (alone or in
combination) include:
•
respiratory problems, such as wheezing, and difficulty in breathing
•
nasal and sinus congestion
•
eyes-burning, watery, reddened, blurry vision, light sensitivity
•
dry, hacking cough
•
sore throat
•
nose and throat irritation
•
shortness of breath
•
skin irritation
•
central nervous system problems (constant headaches, memory
problems, and mood changes)
•
aches and pains
•
possible fever
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
15
Are some molds more hazardous than others? Allergic persons vary in their
sensitivities to mold, both as to amount and type needed to cause reactions. In
addition, certain types of molds can produce toxins, called mycotoxins, that the
mold uses to inhibit or prevent the growth of other organisms. Mycotoxins are
found in both living and dead mold spores. Materials permeated with mold
need to be removed, even after they are disinfected with cleaning
solutions. Allergic and toxic effects can remain in dead spores. Exposure to
mycotoxins may present a greater hazard than that of allergenic or irritative
molds. Mycotoxins have been found in homes, agricultural settings, food, and
office buildings.
DETECTION OF MOLD
How can I tell if I have mold in my house? If you can see mold, or if there is an
earthy or musty odor, you can assume you have a mold problem. Allergic
individuals may experience the symptoms listed above. Look for previous water
damage. Visible mold growth is found underneath materials where water has
damaged surfaces, or behind walls. Look for discoloration and leaching from
plaster.
Should I test my home for mold? The California Department of Health
Services does not recommend testing as the first step to determine if you
have a mold problem. Reliable sampling for mold can be expensive, and
requires equipment not available to the general public. Residents of individual
private homes must pay a contractor to carry out such sampling, as it is not
usually done by public health agencies. Mold cleanup is usually considered one
of the housekeeping tasks of the private citizen, along with roof and plumbing
repairs, sweeping and house cleaning.
Another problem is that there are few available standards for judging what is an
acceptable quantity of mold. In all locations, there is some outdoor levels of
molds. If sampling is carried out, an outdoor air sample needs to be taken at the
same time as the sample indoors, to provide a baseline measurement. Since the
susceptibility of individuals varies so greatly, sampling is at best a general guide.
The simplest approach is: if you can see or smell mold, you have a
problem. Once you know the problem exists, follow the procedure given next.
Unless the source of moisture is removed and the contaminated area is
cleaned and disinfected, mold growth is likely to reoccur.
GENERAL CLEAN-UP PROCEDURES
•
Identify and correct the moisture source
•
Clean, disinfect, and dry the moldy area
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
16
•
Bag and dispose any material that has moldy residues, such as rags,
paper, leaves, or debris.
What can I save? What should I toss? Substances that are porous and can
trap molds, such as paper, rags, wallboard, and rotten wood should be
decontaminated and thrown out. Harder materials such as glass, plastic, or metal
can be kept after they are cleaned and disinfected.
Ultimately, it is critical to remove the source of moisture first, before beginning
remedial action, since mold growth will return shortly if an effected area becomes
re-wetted.
Removal of Moldy Materials After fixing the moisture source and removing
excess moisture, the cleanup can begin:
•
Wear gloves when handling moldy materials
•
Remove porous materials (examples: ceiling tiles, sheetrock, carpeting,
wood products)
•
Carpeting can be a difficult problem -- drying does not remove the dead
spores. If there is heavy mold, disposal of the carpet should be considered
•
Bag and discard the moldy substances
•
Allow the area to dry 2 or 3 days
•
If flooded, remove all sheetrock to at least 12 inches above the high water
mark. Visually inspect the wall interior and remove any other intrusive
molds. (This step may have to be carried out by a licensed contractor).
CAUTION: Spores are easily released when moldy material is dried out.
Soap Cleanup
Before disinfecting contaminated areas, clean the areas to remove as much of
the mold (and food it is growing on) as possible.
•
Wear gloves when doing this cleanup
•
Use a non-ammonia soap or detergent, or a commercial cleaner, in hot
water, and scrub the entire area affected by the mold
•
Use a stiff brush or cleaning pad on block walls or uneven surfaces
•
Rinse clean with water. A wet/dry vacuum is handy for this.
Disinfect Surfaces
•
Wear gloves when using disinfectants
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
17
•
After thorough cleaning and rinsing, disinfect the area with a solution of
10% household bleach (e.g., 1½ cup bleach per gallon of water). Using
bleach straight from the bottle will not be more effective
•
Never mix bleach with Ammonia - the fumes are toxic
•
For spraying exterior large areas, a garden hose and nozzle can be used
•
When disinfecting a large structure, make sure the entire surface is wetted
(floors, joists, and posts)
•
Avoid excessive amounts of runoff or standing bleach
•
Let disinfecting areas dry naturally overnight -- this extended time is
important to kill all the mold.
CAUTION: Bleach fumes can irritate the eyes, nose, and throat, and
damage clothing and shoes. Make sure the working area is ventilated well.
Can cleaning up mold be hazardous to my health? Yes. Exposure to mold
can occur during the cleaning stage. Mold counts are typically 10 to 1000 times
higher than background levels during the cleaning of mold damaged materials.
Take steps to protect your health during cleanup:
•
When handling or cleaning moldy materials, consider using a mask or
respirator to protect you from breathing airborne spores. Respirators can
be purchased from hardware stores; select one for particle removal
(sometimes referred to as a N95 or TC-21C particulate respirator).
Respirators are not as effective removing bleach fumes, so minimize your
exposure when using bleach or other disinfectants.
•
Wear protective clothing that is easily cleaned or discarded
•
Use rubber gloves
•
Try cleaning a small test patch of mold first. If you feel that this adversely
affected your health, you should consider paying a licensed contractor or
professional to carry out the work
•
Ask family members or bystanders to leave areas when being cleaned.
•
Work over short time spans and rest in a fresh air location.
•
Air your house out well during after the work
CAUTION: Never use a gasoline engine indoors (e.g. pressure washer,
generator) -- you could expose yourself and your family to carbon
monoxide.
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
18
Can Air Duct Systems become Contaminated with Mold? Yes. Air duct
systems can become contaminated with mold. Duct systems can be constructed
of bare sheet metal, sheet metal with an exterior fibrous glass insulation, sheet
metal with an internal fibrous glass liner, or made entirely of fibrous glass. If your
home's air duct system has had water damage, first identify the type of air duct
construction that you have. Bare sheet metal systems, or sheet metal with
exterior fibrous glass insulation, can be cleaned and disinfected.
If your system has sheet metal with an internal fibrous glass liner, or are made
entirely of fibrous glass, the ductwork normally will need to be removed and
discarded. Ductwork in difficult locations may have to be abandoned. If you have
other questions, contact an air duct cleaning professional, or licensed contractor.
After I've cleaned everything as thoroughly as possible, can I still have
mold odors? Yes. It is possible that odors may persist. Continue to dry out the
area and search for any hidden areas of mold. If the area continues to smell
musty, you may have to re-clean the area again (follow the cleaning steps given
in this sheet). Continue to dry and ventilate the area. Don't replace flooring or
begin rebuilding until the area has dried completely.
How can further damage to my home be prevented? Check regularly for the
following:
•
moisture condensation on windows
•
cracking of plasterboard
•
drywall tape loosening
•
wood warping
•
musty odor
If you see any of the above, seek out and take steps to eliminate the source of
water penetration, as quickly as possible.
Can Ozone air cleaners help remove indoor mold, or reduce odor or
pollution levels? Some air cleaners are designed to produce ozone. Ozone is a
strong oxidizing agent used as a disinfectant in water and sometimes to eliminate
odors. However, ozone is a known lung irritant. Symptoms associated with
exposure include cough, chest pain, and eye, nose, and throat irritation. Ozone
generators have been shown to generate indoor levels above the safe limit.
Furthermore, it has been demonstrated that ozone is not effective in
controlling molds and fungi, even at high concentrations far above safe health
levels. Also, ozone may damage materials in the home. For these reasons, the
California Department of Health Services strongly recommends that you do
not use an ozone air cleaner in any occupied residential space. Refer to the
CDHS IAQ Info Sheet: Health Hazards of Ozone-generating Air Cleaning
Devices (January 1998).
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
19
USEFUL PUBLICATIONS
Biological Pollutants in Your Home, 1990. Available from local ALA or U.S.
EPA's IAQINFO. Concise booklet aimed at concerned or affected homeowner
Mold, Moisture & Indoor Air Quality: A Guide to Designers, Builders, and
Building Owners, 1994. Available from Building Science Corp. (978) 589-5100
or [email protected].
Moisture, Mold and Mildew in Building Air Quality (Appendix C), 1991.
Available from U.S. EPA's IAQINFO. Illustrative and useful resource guide.
Repairing Your Flooded Home. Available from American Red Cross and FEMA
offices. Excellent resource with details on technical & logistical issues.
Clean-up Procedures for Mold in Houses. Available from Canada Mortgage &
Housing Corp. 800-668-2642. Effective, hands-on information for affected
homeowner.
NIOSH Warns of Hazards of Flood Cleanup Work. National Institute of
Occupational Safety and Health (NIOSH) Update. Aimed at flood emergency
workers. 800-356-4674.
Factsheet on Stachybotrys atra (chartarum). CDHS Environmental Health
Investigations Branch, April 1997. Summarizes information on S.A. and includes
NYC recommendations for evaluating and remediating microbial contamination.
REFERRALS TO OCCUPATIONAL & ENVIRONMENTAL CLINICS
Association of Occupational & Environmental Clinics. 202-347-4976;
http://gilligan.mc.duke.edu/oem/aoec.htm
American College of Occupational & Environmental Medicine. 847-2286850; http://www.acoem.org.
FOR FURTHER HELP OR INFORMATION:
Contact your County or City Department of Health or Environmental Health
American Red Cross Disaster Response Tel: 213-739-5200 or call local
chapter
U.S. EPA's IAQ Information Clearinghouse (IAQ INFO) Tel: 800-438-4318 or
202-484-1307 Phone assistance (9 am to 5 pm, EST) http://www.epa.gov/iaq/
CA Department of Health Services
Environmental Health Investigations Branch, 1515 Clay Street, 16th Fl.,
Oakland, CA 94612, 510-622-4500
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
20
Indoor Air Quality Section, 2151 Berkeley Way (EHLB), Berkeley, CA 94704,
www.cal-iaq.org 510-540-2476
This INFO SHEET includes materials provided through the courtesy of the
Minnesota Department of Health Indoor Air Program. It was produced in March
1998 by the CA DHS Indoor Air Quality Section.
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
21
Appendix 2 - Sample Resident Letter
Dear Resident(s):
It is our goal to maintain the highest quality living environment for our residents. In the
interest of achieving this goal, we ask that you take a moment to read the following
information regarding simple measures that you can take to avoid, and if necessary to
address, mold and mildew problems in your home.
Molds and mildews are microscopic organisms found virtually everywhere in our
environment, both indoors and outdoors, which spread through the dispersal of airborne
spores. When excess moisture is present inside a home, mold and mildew can
accumulate and grow. If not addressed, accumulations of mold and mildew can lead to
adverse health effects, such as allergy symptoms or respiratory problems in some
people.
The best way to avoid problems with mold and mildew is to prevent excessive moisture
build up in your home. Excess moisture can collect in a home from a wide variety of
sources. Broken water lines or sprinklers, the accumulation of rainwater from roofs or
windows, or plumbing leaks can all lead to water infiltration. Excess moisture, however,
can also build up as a result of daily activities such as showering, laundering, cooking,
and from watering plants. Other factors such as poor air circulation, extreme differences
in indoor and outdoor air temperatures, or failure to quickly clean up accumulated
moisture can encourage mold growth.
There are several measures that you can take to reduce moisture build up in your home
and to discourage the growth of mold and mildew. First, make sure your home is
properly ventilated through operation of your HVAC system and/or by opening windows
and doors. Proper air circulation will help prevent excess moisture build up in the more
humid areas of your home. Second, use the preinstalled fans in both your bathroom and
laundry areas. In order to minimize the opportunity for moisture build up, start the fans
before bathing or washing clothes, and allow them to continue to operate until after
these activities are complete. Third, wipe down any visible moisture accumulation on
windows, walls, ceilings, or other surfaces as soon as possible. Finally, promptly call the
[leasing office; resident services office; owner] to report any signs of water leakage or
infiltration or any signs of excessive mold or mildew growth.
Following these simple steps will dramatically reduce the likelihood of mold and mildew
problems in your home and will allow us to respond promptly should a problem develop.
If you have any questions regarding this information, please contact [the leasing office;
resident services office; owner] and [we/I] will be happy to assist you.
Receipt Acknowledgement
__________________________
Owner/Agent Signature
__________________________
Resident Signature
Dated:____________________
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
22
Appendix 3A – Sample Lease Addendum – Option 1
Lease Addendum - Mold Notification
It is our goal to maintain the highest quality living environment for our residents. Therefore, know
that the Owner/Agent has inspected the unit prior to lease and knows of no damp or wet building
materials and knows of no mold or mildew contamination. Resident is hereby notified that mold,
however, can grow if the premises are not properly maintained or ventilated. If moisture is
allowed to accumulate in the unit, it can cause mildew and mold to grow. It is important that
Residents regularly allow air to circulate in the apartment. It is also important that Residents
keep the interior of the unit clean and that they promptly notify the Owner/Agent of any leaks,
moisture problems, and/or mold growth.
Resident agrees to maintain the premises in a manner that prevents the occurrence of an
infestation of mold or mildew in the premises. Resident agrees to uphold this responsibility in
part by complying with the following list of responsibilities:
1. Resident agrees to keep the unit free of dirt and debris that can harbor mold.
2. Resident agrees to immediately report to the Owner/Agent any water intrusion, such as
plumbing leaks, drips, or “sweating” pipes.
3. Resident agrees to notify owner of overflows from bathroom, kitchen, or unit laundry facilities,
especially in cases where the overflow may have permeated walls or cabinets.
4. Resident agrees to report to the Owner/Agent any significant mold growth on surfaces inside
the premises.
5. Resident agrees to allow the owner/agent to enter the unit to inspect and make necessary
repairs.
6. Resident agrees to use bathroom fans while showering or bathing and to report to the
Owner/Agent any non-working fan.
7. Resident agrees to use exhaust fans whenever cooking, dishwashing, or cleaning.
8. Resident agrees to use all reasonable care to close all windows and other openings in the
premises to prevent outdoor water from penetrating into the interior unit.
9. Resident agrees to clean and dry any visible moisture on windows, walls, and other surfaces,
including personal property, as soon as reasonably possible. (Note: Mold can grow on damp
surfaces within 24 to 48 hours.)
10. Resident agrees to notify the Owner/Agent of any problems with the air conditioning or
heating systems that are discovered by the Resident.
11. Resident agrees to indemnify and hold harmless the Owner/Agent from any actions, claims,
losses, damages, and expenses, including, but not limited to, attorneys’ fees that the
Owner/Agent may sustain or incur as a result of the negligence of the Resident or any guest or
other person living in, occupying, or using the premises.
____________________________
Resident Signature
___________________________
Date
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
23
Appendix 3B – Sample Lease Addendum – Option 2
Lease Addendum – Ventilation
Moisture can accumulate inside an apartment dwelling if it is not regularly aired
out, especially in coastal communities. Allowing moisture to accumulate can cause
mildew and mold to grow within an apartment. It is important that you, as the resident,
regularly allow air to circulate in your home by using bathroom fan(s), using ceiling fans
where available, and regularly opening the windows and sliding doors. The windows
and sliding doors are equipped with locks, which allow them to be locked in an open
position. If any of these locks are missing or broken, please contact our management or
maintenance office, and they will repair or replace the locks.
It is common for mold and mildew to grow if even a small amount of moisture
builds up. You should clean up any mold and mildew with a household cleaner. If you
experience any plumbing leak(s) from the ceiling or any door or window, please notify
the onsite property management or maintenance personnel immediately. Our staff will
perform a walk through inspection of the apartment with you before you move in. The
apartment is your home, and we will not and cannot enter it without your express
permission. We, therefore, rely upon you to keep the interior or your apartment clean
and to notify us promptly if any problems occur.
If air is allowed to circulate in your apartment, mold and mildew should not grow.
However, if you allow moisture to accumulate, mold may grow. If you notice mold
growing in your apartment, please notify our onsite property management or
maintenance staff immediately, preferably in writing.
I have read and understand this Addendum
__________________________________
Resident
Date
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
24
Appendix 4 - Notice of Entry
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
25
Appendix 5 - Mold, Mildew & Fungi Unit Checklist
Apt.#
Clean Vendor:
Date:
Paint Vendor:
Assigned to:
Paint Vendor:
Check boxes for Clean (areas are clean, no work required) or Corrected (areas require action to correct problem). File completed checklist in unit maintenance file.
Contact your local IAQ Manager immediately before proceeding.
Unit exterior (signs of holding water or
missing building components)
Kitchen (note any signs of current or
clean
corrected
Check Planters (sprinkler spray pattern)
past signs of moist isture)
Bedroom(s) Indicate Location
clean
corrected
Check Inside all Cabinets
Check Roof
Check Sink
Check Sliding Doors
Check Gutters
Check Faucets
Check Light Fixture
Check Stairs
Check Flooring
Check Walls and Ceilings
Check Walkway
Check Walls and Ceilings
Check Carpet
Check Exterior Front Door
Check Interior Doors
Check Carpet Tack Strip in Corners
Check Windows
Check Closet(s)
Interior Entry (note any signs of current or past
Check GCFI's
signs of moisture)
clean
corrected
Check Refrigerator
Check Icemaker( connections)
or past signs of moisture
Check Inside of Closet(s) (entry)
Check Dishwasher (underneath)
Check Shelving
Check Interior Doors
Check Disposer
Check Walls and Ceilings
Check Windows
Check Washing Machine
Check Light Fixtures
Check all Baseboards
Check Hoses
Check Attic Access Panels
Check Walls and Ceilings
Check Dryer
Check Flooring
Check Dryer Vent
HVAC
Check Carpet Tack Strip in Corners
Bathroom(s) Indicate Location
Check Operation
Living Room
Check Lavatory Sinks
)
Check Carpet
clean
corrected
corrected
Check Evaporator Coil
Check Lavatory Pop-up
Check Condensate Pan
Check Interior Doors
Check Bathtubs/Showers
Check Condenser Coil
Check Windows
Check Bath/Shower Faucets
Check Condenser Fan Motor
Check all Baseboards
Check Showerheads
Check Furnace
Check Walls and Ceilings
Check Toilets
Check Baseboard Heaters
Check Flooring
Check Inside all Cabinets
Check all Vents
Check Carpet
Check Inside Medicine Cabinets
Change Filters
Check Carpet Tack Strip in Corners
Check Shelving
Check Sliding doors
Check Flooring
Check/Paint Fireplace
Check Walls and Ceilings
Check Stair Railings in Corners
Check Interior Doors
Check
Check Stair Railings
Check Windows
Check Passage Set
Check GCFI's
Check Strike Plate (3" screws)
Check Bathroom Exhaust Fans
Check Window Latches
Check Roof
Hallways (note any signs of current or
Check Sliding Door Pin
Check Exterior Doors
past signs of moisture)
Check Deck Surface
Check Walls and Ceilings
Check Smoke Detectors
Check Railings
Check Interior Doors
Check Fire Extinguisher
Check Water Heater (all fittings)
Check Light Fixtures
clean
clean
corrected
clean
corrected
Safety/Lock/Key
corrected
Peephole
Check Sliding Door Latches
clean
corrected
Check Sliding Door Charley Bar
Check Storage Closet
Check Windows
Before Leaving Apartment
Check Exterior Paint
Check Carpet
Leave MMF Resolution Letter
Check Carpet Tack Strip in Corners
for Resident
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
Comments:
corrected
Check Air Circulation
Check Lavatory Faucets
or past signs of moisture
clean
Check Thermostat
Check Inside of Closet(s) (entry)
Patio/Balcony (note any signs of current
corrected
Closets (note any signs of current
Check Inside of Front Door
clean
clean
Check Windows
Completed
26
INSPECTION CHECKLIST
Apt.#
Move-Out Date
Unit Type
Bedrooms
Move-In Date
Baths
Carport #
Mailbox #
Date
Work Needed
Paint: T/U
C/P
Vendor
Comments
+ Ceilings
Clean: (Include Comments)
Carpet:
Repair
Vinyl/ Tile:
Location: Kitch.
Blinds:
Replace
Repair
B/1
B/ 2
Full
Appliances:
Stains
Replace
B/3
Partial
Repair
Replace
Other:
Unit Condition - Parts Needed
Anticipated Charges
Approach:
Entry:
Living Room:
Patio/Balcony:
Kitchen:
Bathrooms:
Hallways:
Bedrooms:
Closets:
HVAC:
Garage/Carport:
Other:
Additional Comments:
Inspection Completed By:
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
Date:
27
Appendix 6 - Sample Repair Notice to Resident
Apt. # _______
Dear Resident(s):
We would like to follow up with you concerning your request to check/treat your apartment for mold. When we
were in your apartment on _____________, we did the following:
Inspected the exterior and interior of your apartment home for active leaks, standing water, and current or past
signs of moisture.
We found the following:

Mold
Location:____________________________

Leaks
Location: _______________________________

Excessive Moisture
Location: _______________________________

No mold, leaks, or moisture problems
We took the following action(s) to remediate the above issues:

Cleaned & Disinfected with Bleach Solution

Repaired Leak(s)

Removed Affected Materials
We will be returning to complete the following items:

Reinspection

Reclean & Disinfect

Repaint
If you discover any more activity or would like to discuss our findings, please do not hesitate to call the leasing office. We
are happy to assist in any way possible.
________________________________
Owner/Agent
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
28
Appendix 7 - Follow Up Letter
Apt #___________
Dear Resident(s):
It has been 7 – 10 days since we inspected/treated your apartment for mold, mildew, and fungi. We hope that
all of your concerns have been addressed and remediated to your satisfaction.
The “Tips to Prevent Mold, Mildew, & Fungi” sheet that we left in your apartment at the time of inspection
should be very helpful to you in preventing and identifying these types of problems in the future.
If you discover any more activity, please do not hesitate to call the leasing office. We are happy to assist in
any way possible.
________________________________
Owner/Agent
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
29
Appendix 8 – Tip Sheet
TIPS TO PREVENT MOLD, MILDEW & FUNGI IN YOUR HOME
Mold clean up is usually considered one of the housekeeping tasks of the private citizen along with reporting to the
building owner any roof and plumbing issues.
Mold can become a problem in your home if there is moisture available to allow it to thrive and multiply.
The following sources of indoor moisture that may cause problems.
¾
House plants (watering can generate large amounts of moisture)
¾
Steam from cooking
¾
Shower/bath steam
¾
Wet clothes in indoor drying lines
There are several ways in which your help can prevent this in the future. The following list may be used as a guide:
A. Remove Excess Moisture
1. Dry out mops and cleaning utensils thoroughly before storing inside your apartment.
2. Wipe down bathroom walls and shower doors immediately after bathing; allow towels to air out. Wash and dry
towels often.
3. Wipe down any condensation from interior of windows and windowsills; wash and dry towels immediately.
B. Keep Things Clean
1. Keep closets, dresser drawers – any place where mildew is likely to grow – as clean as possible.
2. Soil on dirty articles can supply enough food for mildew to start to grow when moisture and temperature is
right.
3. Greasy films such as those that form on kitchen walls, also contain many nutrients for mildew-causing molds.
C. Circulate the Air
1. When the outside is drier than the inside, ventilation allows the dry air to enter, take up excess moisture, and
then be carried outside.
2. When natural breezes are not sufficient, please use your central air conditioning (fan only) and bath/laundry
room exhaust fan(s).
3. Poorly ventilated closets get damp and musty during continued wet weather, and articles stored in them are
apt to mildew.
4. Try to improve the air circulation by opening the closet doors. In addition, hang the clothes loosely so that air
can circulate around them.
5. Dry all wet clothing (including clothes wet from rain or perspiration) before putting it in the closet.
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
30
D. Cleaning Mold from Small Areas
To clean a small area where mold has grown, the Federal Environmental Protection Agency recommends that
you first clean the area with soap (or detergent) and water. Let the surface dry and within 24 hours apply a spray-on
household biocide, such as Lysol Disinfectant, Tilex Mildew Remover, or Clorox Cleaner. Make sure you follow the
instructions on the label.
Do not apply biocides to visible mold that may have grown on porous surfaces, such as sheetrock walls or
ceilings. Also, do not attempt to clean or apply biocides to large areas of a non-porous surface where mold is visible. Call
the owner or manager and notify them of the problem.
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
31
Appendix 9 - Sample – Process for Handling Maintenance Requests
Processing a Maintenance Service Request Concerning Mold or Mildew
Action Steps
To Begin
1. Fill out a service request form.
2. Treat the service request as a priority.
3. Complete the Mold and Mildew Tracking Log – Appendix 10 hereto. Maintain the log in your files.
At the Unit
4. Determine the extent of any mold or mildew reported or observed, and check the source of any water
infiltration or excess moisture – interior and exterior.
a. If a source of water or excessive moisture is found: Stop the leak or cause of excessive moisture
and dry all affected areas completely.
b. If mold or mildew is found: Clean the mold or mildew following proper guidelines – Reference EPA
and NYC Mold Remediation Guidelines for proper remediation.
5. Communicate to the Resident in writing the corrective action that you took and give them information about
additional steps you will take if necessary. Leave a copy of the Mold Tip Sheet – Appendix 8 hereto.
Back at the Office
6. Any decision to relocate the resident should be made in consultation with owners and/or managers.
7. Complete a Mold and Mildew Tracking Log to reflect what action was taken- Appendix 10 hereto.
Within 7 to 10 Days
8. Send a follow-up letter to the Resident – Appendix 7 hereto.
9. Log the follow-up action on the Mold and Mildew Tracking Log – Appendix 10 hereto.
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
32
Appendix 10 - Tracking Log
Mold and Mildew Tracking Log
Property: ______________________________
Apt #
Reported By:
Date
A1
Mr. Jones, Resident
Date
B2
Maintenance
Date
Condition
Reported
Smells Musty
Visible mildew
on window sill
Action Taken
Inspected the
apartment, repaired
and dried out leak
in the bathroom
Cleaned area with
disinfectant
Follow
Up Date
Date
Date
Mold on Rental Property: Guidelines for Assessment and Remediation of Fungal Contamination
© 2002 California Apartment Association — All Rights Reserved
Follow Up Action
Sent follow-up letter
to resident
Sent follow-up letter
to resident, walk
through one week later
to re-inspect
Resolved
(yes/no)
Yes
Yes
33
California Apartment Association
Chapters and Divisions
Apartment Association of
Greater Inland Empire
Kern County Apartment
Association
Rental Housing Owners Assn. of
Southern Alameda County
serving Riverside and San Bernardino
Counties and the LA County cities of
Claremont, Covina, Diamond Bar,
Glendora, La Verne, Pomona, San Dimas,
Walnut and West Covina
400 N. Mountain Avenue, Ste. 201
Upland, CA 91786
(909) 949-0711
(909) 949-4272 fax
serving Kern County
PO Box 809
Bakersfield, CA 93302
(805) 322-3288
serving the cities of Castro Valley, Dublin,
Fremont, Hayward, Livermore, Newark,
Pleasanton and San Leandro
1264 A Street
Hayward, CA 94541
(510) 537-0340
(510) 537-9541 fax
Apartment Association of
Monterey County
serving Monterey County
975 Cass Street
Monterey, CA 93940
(831) 649-4704
(831) 649-8126 fax
CAA Central Coast
serving Santa Barbara and San Luis
Obispo Counties
CAA Central Valley
serving Mariposa, Stanislaus and
Tuolomne Counties
CAA Contra Costa
serving Contra Costa County
CAA Greater Fresno
serving Fresno, Madera, Kings, Tulare,
Inyo and Mono Counties
CAA Los Angeles
serving western, northern and central Los
Angeles County
CAA Merced
serving Merced County
CAA Napa
serving Napa County
CAA San Diego
serving San Diego County
CAA Solano
serving Solano County
divisions managed directly by the
California Apartment Association
Marin Income
Property Association
serving Marin County
PO Box 150315
San Rafael, CA 94915
(415) 491-4461
North Coast Rental
Housing Association
serving Del Norte, Humboldt, Mendocino,
and Sonoma Counties
PO Box 12172
Santa Rosa, CA 95406-2172
(707) 526-9526
(707) 569-9855 fax
Rental Housing Association
of Northern Alameda
County, Inc.
serving the cities of Alameda, Albany,
Berkeley, Emeryville, Oakland, and
Piedmont
2201 Broadway, Suite 311
Oakland, CA 94612
(510) 893-9873
(510) 893-2906 fax
Rental Housing Association
of Sacramento Valley
serving Amador, El Dorado, Placer,
Sacramento, Sutter, Yolo and Yuba
Counties
201 Lathrop Way, Suite C
Sacramento, CA 95815
(916) 920-1120
(916) 929-0655 fax
San Francisco
Apartment Association
serving the city and county of
San Francisco
1232 Market Street
San Francisco, CA 94102
(415) 255-2288
(415) 255-1112 fax
San Joaquin County Rental
Property Association, Inc.
serving San Joaquin County
1122 N. El Dorado Street
Stockton, CA 95202
(209) 944-9266
(209) 944-9850 fax
South Coast Apartment
Association
serving Orange and southern Los Angeles
Counties
2102 Business Center Drive
Irvine, CA 92612-1012
(949) 253-4123
(949) 261-7720 fax
Tri-County Apartment
Association
serving San Mateo, Santa Clara and Santa
Cruz Counties
792 Meridian Way, Suite A
San Jose, CA 95126-3899
(408) 297-0483
(408) 947-0819 fax
980 Ninth Street, Suite 2150
Sacramento, CA 95814-2741
(800) 967-4222
(877) 999-7881 toll-free fax
California Apartment Association
980 Ninth Street, Suite 2150, Sacramento, CA 95814 • (800) 967-4222 • (877) 999-7881 fax • www.caanet.org
06/12/02
A P A R T M E N T
A S S O C I A T I O N
California Apartment Association
980 Ninth Street, Suite 2150
Sacramento, CA 95814-2741
(800) 967-4222
www.caanet.org